Юридические новости

Capital gains on the sale of real estate are subject to income tax and social security contributions.

However, there are many exemptions.

How is a capital gain calculated?

Capital gains are taxable when they result from a sale for valuable consideration: sale of a property or the rights attached to it, exchange, contribution to a company, etc.

It is calculated in two stages:

• the calculation of the gross capital gain (1), and
• the application of allowances (2)

• Calculation of the gross capital gain

The gross capital gain is the difference between the sale price and the purchase price.

The sale price is the price mentioned in the deed of sale added to the charges and indemnities paid by the buyer (e.g. eviction indemnity) and minus the costs incurred by the seller (e.g. the cost of real estate diagnostics or the costs of mortgage release).

As for the acquisition price, it corresponds to the purchase price or the value appearing in the declaration of inheritance or in the donation.

It is increased by:

• acquisition costs (notary’s fees, registration fees, etc.) for a fixed amount of 7.5% of the purchase price or actual costs based on receipts; and
• works for a fixed amount of 15% of the purchase price for a property that has been held for more than five years or at actual costs based on receipts.

Example: for a purchase price of €200,000, the flat-rate valuations allow the price to be increased by €15,000 for the acquisition costs and €30,000 for the works.

• Application of allowances

Allowances for holding periods are applied to this capital gain.

For example, for a property that has been held for 15 years or more, the seller benefits from an allowance of :

– 60% for income tax,

– 16.5% for social security contributions.

For a capital gain of 40,000 €, only 16,000 € will be subject to income tax and 33,400 € to social security contributions.

Please note

For properties located in certain “tight” areas between supply and demand, an additional allowance of 70% is applicable if the sale allows the construction of multi-family residential buildings and 85% if the majority are social and/or intermediate properties.

In practice, this exceptional allowance applies to sales made until the 31st of December 2022 (provided that the preliminary contract has acquired a specific date between 1 January 2018 and 31 December 2020).

The taxation rate of the capital gain: after the allowance, the capital gain is taxed at a rate of 19% and social security contributions are taxed at a rate of 17.2%.

An additional tax is due for capital gains superior to 50,000 €, after the allowance.

It is 2% to 6% depending on the amount of the capital gain.

What are the exemptions?

There are many exemptions for capital gains on property, each of which is subject to specific conditions such as sales of principal residences, those with a price of less than 15,000 € or sales to social housing organisations.

The capital gain is also exempt when the seller does not own his main residence and uses the money from the sale price to acquire one or when a non-resident sells a home located in France.

In addition, pensioners and people living in social, medico-social or nursing homes for the elderly or disabled adults can benefit from an exemption subject to income conditions.

Cabinet Nicolas BRAHIN

Advokatfirma i NICE, Lawyers in NICE

Email :  contact@brahin-avocats.com

1, Rue Louis Gassin – 06300 NICE (FRANCE)

Tel :   +33 493 830 876      /    Fax : +33 493 181 437

www.brahin-avocats.com

The VAT applicable to imports must now be declared to the General Management of Public Finance (Direction générale des Finances publiques – DGFiP) on the VAT return, not to the General Management of Customs and Indirect Taxation (Direction Générale des Douanes et Droits Indirects – DGDDI) during customs clearance.

Several information, in order to facilitate your VAT return:

• the online declaration is pre-filled with the amount of import VAT to be collected (excluding suspensive tax regimes – RFS), based on the elements that you or your registered customs representatives (RDE) have previously declared to the DGDDI.

The pre-filling is effective from the 14th day of each month for operations carried out during the previous month;

• the details of the pre-filled amount are accessible in the “DONEES ATVAI” tab of your professional account on the douane.gouv.fr website; in addition to the declaration numbers and, for each of them, the taxable base by rate and nomenclature, it also includes information identifying the RDEs (Name and EORI number); and
• for all import VAT payers, the deadline for filing the VAT return is the 24th of each month.

The pre-filled VAT amounts must be checked by you and corrected if necessary.

To do this, you should ensure that you have the necessary information, especially if you use a registered customs representative (RDE) to validate the import VAT amount.

If there is a discrepancy between the pre-filled amount and the amount you believe you should declare, you will need to correct the pre-filled output VAT amount and you could contact the RDE to keep him informed.

Before validating your VAT return, it is also your responsibility to complete it with the data not pre-filled such as the taxable import VAT bases when you use an RFS, the non-taxable bases and the related input VAT amount.

Clarification of the importer population

The collection of import VAT on the VAT return concerns all taxable persons and non-taxable persons who have a valid intra-European VAT number in France.

We remind you that the intra-European VAT number must now be entered on your customs declarations.

There are several details depending on your situation:

• If you are placed under the simplified taxation regime (RSI) for VAT and you intend to carry out imports, you will no longer be able to benefit from the RSI and will have to file a VAT return according to the normal taxation regime after having informed your tax department.
• If you are under a basic VAT exemption scheme, you will have to declare the VAT relating to the imports on the VAT return n° 3310-CA3 for the month in which the VAT became payable.

If you do not have a French intra-European VAT number even though you are importing goods into France, we invite you to contact your Tax office to obtain one.

Cabinet Nicolas BRAHIN

Advokatfirma i NICE, Lawyers in NICE

Email :  contact@brahin-avocats.com

1, Rue Louis Gassin – 06300 NICE (FRANCE)

Tel :   +33 493 830 876      /    Fax : +33 493 181 437

www.brahin-avocats.com

Taxation

A few days before the first round of the presidential election, Bercy launched on Thursday the last tax return campaign of the five-year term – which remains an obligation for all despite the tax at source – and has not hesitated to highlight the new provisions that can help lighten the bill of taxpayers.

This year, it is more specifically the application of the exceptional revaluation of 10% of the kilometer scale that should be closely observed by a number of households.

Those who are suffering from the explosion of fuel prices.

Announced last January by the government to reduce the cost of fuel prices, this measure provides more specifically to enhance in an “exceptional” way – of 10% – the kilometer scale.

This allows households to deduct from their taxable income, each year, expenses related to the use of their vehicle for business travels.

It is determined according to the type of vehicle and the kilometers driven.

However, in order to benefit from this significant boost due to the revaluation, households must opt for the deduction of actual expenses and therefore give up the flat-rate deduction of 10% that automatically applies.

This is difficult as the “actual expenses” option may be considered more complex.

A lot of people have an interest in switching to actual expenses, they need to take advantage of this tool.

This is the case, for example, for a 30-years-old single man whose net taxable income for 2021 is 28,000 € and who travels 50 km every day to get to work.

According to the DGFiP’s calculations, if this person opts for the flat-rate allowance of 10%, he will obtain a deduction of 2,800 € from his taxable income.

If he chooses the deduction of “real expenses”, and thus benefits from the 10% revaluation of the kilometer scale, he will have a reduction of 4,880 €.

To ensure that taxpayers choose the best option, the DGFiP has put online a simulator dedicated to the calculation of kilometer and other professional expenses.

More surprisingly, the tax authorities have even promised to automatically apply the most advantageous option for households that make a mistake…

Remote working fees

Another measure was put forward: the tax credit for households that have installed an electric vehicle charging station in their home.

More specifically, it represents 75% of the amount of expenses incurred last year within the limit of 300 euros per charging system, as specified by the tax authority.

The executive has also decided to renew in 2021 the exemption of professional expenses related to remote working.

This measure had been put in place for the year 2020 during which many employees worked from home because of quarantines and restrictions to fight against the coronavirus.

In detail, this exemption is capped at 2.50 € per day of remote working, 55 € per month and 580 € per year, slightly more than the 550 € provided in 2020.

Finally, the tax authorities are working with the Ministry of Education to improve the rate of use of school grants, which is considered “insufficient”.

Households with children in secondary school will be able to confirm their entitlement at the end of their online tax return, via a simulator.

This year, the deadlines for filling out the online returns are from May 24 to June 8, depending on the department.

Год за годом налоговый режим прироста капитала с недвижимости становится все более сложным и обременительным. Вот некоторые пояснения по исчислению налога, подлежащего уплате в случае реализации налогооблагаемого имущества.

Если вы получаете прибыль от продажи имущества (квартиры в аренду, второго дома и т. д.), она облагается подоходным налогом и отчислениями на социальное страхование. Несмотря на ужесточение налогообложения, несколько режимов освобождения от налога на прирост капитала были сохранены. Главное исключение, которое больше всего используют французы, касается основного места жительства.

Определение налогооблагаемой прибыли

Налог рассчитывается от разницы между ценой продажи и ценой покупки. К последней, ​​при наличии подтверждающих документов, прибавляются определенные расходы. Таким образом, к ней могут быть прибавлены расходы на приобретение (нотариальные сборы, агентские сборы, регистрационные сборы и т. д.) : их фактическая сумма или фиксированная ставка в 7,5% от покупной цены; а также фактическая стоимость расходов на строительство, реконструкцию, расширение или улучшение. Стоимость работ учитывается только в том случае, если их выполняет компания. Государственный Совет уточнил, что к сумме покупки недвижимости может быть прибавлена стоимость материалов только в том случае, если они были поставлены непосредственно компанией, выполняющей работы. Другими словами, стоимость материалов, купленных самим владельцем квартиры, не может быть добавлена к стоимости ее покупки, даже если их установка была осуществлена ​​компанией (Государственный Совет, 12 октября 2018 г., № 419294). Если недвижимость находится в собственности более пяти лет, добавленная стоимость работ может быть установлена ​​по фиксированной ставке в размере 15% от покупной цены. При отсутствии серьезных вложений этот вариант может быть выгодным.

Практический пример. В феврале 2011 г. человек приобретает недвижимость стоимостью 200 000 €, а в марте 2022 г. перепродает ее за 300 000 €. Себестоимость, которая будет учитываться, составляет 245 000 € (после добавления 15 000 € – 7,5%, как затраты на приобретение и 30000 €, или 15%, на ремонтные работы). Таким образом, реализованный валовой прирост капитала составляет 55 000 (300 000€ – 245 000 €).

Если имущество было приобретено в результате дарения или унаследования, будет учтена стоимость, объявленная после вычета уплаченных пошлин.

Владелец, который продает недвижимость в убыток, не может вычесть потерянную сумму из прироста капитала, полученного от недвижимости в том же году, ни из своего общего дохода. Потеря капитала является окончательной.

Николя БРАЭН Адвокат

Магистр в области банковского и финансового права

Университет Пантеон-Сорбонна

Адвокатское бюро BRAHIN Avocats

Адвокаты в Ницце

Тел : + 33 6 63 51 47 70

Электронная почта: nicolas.brahin@brahin-avocats.com

1, Rue Louis Gassin – 06300 Nice (France)

Тел.: +33 493 830 876 / Факс: +33 493 181 437

www.brahin-avocats.com